INCC calculator for off-plan installments
Each installment and the handover balance adjusted by the INCC.
Result
Nominal adjustment
- Nominal total
- R$800,000.00
- Total adjusted by the INCC
- R$1,034,701.05
- INCC cost
- R$234,701.05
- Paid during construction
- R$366,491.78 (35.42%)
- Adjusted balance at handover
- R$668,209.28
Month by month
| Month | Type | Nominal | Adjusted |
|---|---|---|---|
| 0 | Down payment | R$20,000.00 | R$20,000.00 |
| 1 | Down payment | R$20,000.00 | R$20,000.00 |
| 1 | Monthly | R$4,000.00 | R$4,021.39 |
| 2 | Down payment | R$20,000.00 | R$20,000.00 |
| 2 | Monthly | R$4,000.00 | R$4,042.90 |
| 3 | Down payment | R$20,000.00 | R$20,000.00 |
| 3 | Monthly | R$4,000.00 | R$4,064.52 |
| 4 | Monthly | R$4,000.00 | R$4,086.26 |
| 5 | Monthly | R$4,000.00 | R$4,108.11 |
| 6 | Monthly | R$4,000.00 | R$4,130.08 |
| 7 | Monthly | R$4,000.00 | R$4,152.17 |
| 8 | Monthly | R$4,000.00 | R$4,174.38 |
| 9 | Monthly | R$4,000.00 | R$4,196.71 |
| 10 | Monthly | R$4,000.00 | R$4,219.15 |
| 11 | Monthly | R$4,000.00 | R$4,241.71 |
| 12 | Monthly | R$4,000.00 | R$4,264.40 |
| 12 | Balloon | R$60,000.00 | R$63,966.00 |
| 13 | Monthly | R$4,000.00 | R$4,287.21 |
| 14 | Monthly | R$4,000.00 | R$4,310.14 |
| 15 | Monthly | R$4,000.00 | R$4,333.19 |
| 16 | Monthly | R$4,000.00 | R$4,356.36 |
| 17 | Monthly | R$4,000.00 | R$4,379.66 |
| 18 | Monthly | R$4,000.00 | R$4,403.08 |
| 19 | Monthly | R$4,000.00 | R$4,426.63 |
| 20 | Monthly | R$4,000.00 | R$4,450.31 |
| 21 | Monthly | R$4,000.00 | R$4,474.11 |
| 22 | Monthly | R$4,000.00 | R$4,498.04 |
| 23 | Monthly | R$4,000.00 | R$4,522.09 |
| 24 | Monthly | R$4,000.00 | R$4,546.28 |
| 24 | Balloon | R$60,000.00 | R$68,194.15 |
| 25 | Monthly | R$4,000.00 | R$4,570.59 |
| 26 | Monthly | R$4,000.00 | R$4,595.04 |
| 27 | Monthly | R$4,000.00 | R$4,619.61 |
| 28 | Monthly | R$4,000.00 | R$4,644.32 |
| 29 | Monthly | R$4,000.00 | R$4,669.16 |
| 30 | Monthly | R$4,000.00 | R$4,694.13 |
| 31 | Monthly | R$4,000.00 | R$4,719.23 |
| 32 | Monthly | R$4,000.00 | R$4,744.47 |
| 33 | Monthly | R$4,000.00 | R$4,769.85 |
| 34 | Monthly | R$4,000.00 | R$4,795.36 |
| 35 | Monthly | R$4,000.00 | R$4,821.00 |
| 70 | Handover | R$460,000.00 | R$668,209.28 |
The contract uses the index published one or two months late; with a constant projected INCC, that does not change the math. This is a projection, not what the contract will charge.
Simulation using the assumptions above and public data as of the date shown. It is not a promise of return, appreciation or price. Past returns do not guarantee future returns. Taxes, rates and registry fees change by law: confirm with the city hall, the registry office (cartório) and an accountant before deciding.
Embed on your site
Copy the code and paste it on your site. The calculator stays up to date, with credit to Litoral na Planta.
How the math works
The INCC (Brazil's national construction cost index) adjusts off-plan installments during construction. The calculator turns the annual INCC into a monthly rate, i = (1 + INCC)^(1/12) - 1, and adjusts each payment by the months since signing: adjusted payment = nominal amount × (1 + i)^month.
- Down payment: not adjusted, unless the contract says so (tick the option).
- Installments and balloon payments: adjusted in the month of each payment.
- Handover: the balance (price minus down payment, installments and balloon payments) is adjusted up to the handover month.
The default is the INCC-M accumulated over 12 months published by FGV, held constant. To understand the index, read the guide INCC, Brazil's construction cost index.
Where the numbers come from
| Figure | Value | Source | Date |
|---|---|---|---|
| 12-month INCC-M | 6.61% | FGV, release of 09/25/2026 | October 2025 to September 2026 |
| PTAX euro and dollar (sell) | € 1 = R$ 5.8815; US$ 1 = R$ 5.2238 | Central Bank of Brazil, PTAX | 10/2/2026 |
Central Bank of Brazil series read on 10/4/2026.
Frequently asked questions
What is the INCC?
Brazil's national construction cost index, calculated by FGV. Off-plan contracts use it to adjust installments while the building is under construction.
What is the INCC today?
The INCC-M accumulated over 12 months was 6.61%, according to FGV's September 2026 release. The monthly series is published by the Central Bank of Brazil (SGS 7456).
Why does the handover balance grow so much?
Because it is paid at the end of construction and carries the adjustment of every month until handover.
What happens to the balance after handover?
It is paid in cash or financed. Use the "Simulate financing the handover balance" button.